4000 Oakview Dr Unit L2 · Charlotte Harbor, FL 33980

$140,000

2 bd · 2.0 ba · 893 sqft · Condo public records · 112 Days on market

Built 1989 $360/mo HOA · 16% of rent

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +28.4/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Immaculate 2 Bedroom / 2 Bath, Lakefront Condo located in a 55+ Gated Community. This the "best kept secret" to those that enjoy living in this community. You won't be disappointed with this Ground Floor Unit that offers the following updates: Air conditioner 2021, Hotwater Heater 2018, Dishwasher 2022, Upgraded Toilets and Vanities in both bathrooms. An open floor plan with a screened in Lanai that offers you a beautiful view of the lake and nature's best scenes where you can capture some peacefulness. Looking for activity? This community offers an abundance of activity during season where you can be as involved as you like or stay as private as you want. The Screened "Pool House" offers a large size heated pool, a great Spa, more than ample poolside deck area with restrooms, library and wet bar. In two BBQ areas desginated on common areas where you will find gas grills, picnic tables with umbrellas. There is also room for a Tennis Court, Bocce Court and even a Horseshoe pit. Conveniently located with easy access to I-75, Beaches, Medical Facilities, Restaurants, Shopping and Bike Paths.

Key facts

• Lakefront
• Community amenities
• Private bathroom

Tags

• LAKEFRONT
• WELL-MAINTAINED
• SPLIT-BEDROOM FLOOR PLAN
• PRIVATE BATHROOM
• GENEROUS CLOSET SPACE
• COMMUNITY AMENITIES

Property features AI

Finance

• Other: Senior community
• Financial info: Total monthly fees $360; total annual fees $4,320; Lease restrictions apply
• HOA & community: HOA required (Tala Lake Condominium Association); Monthly HOA fee $360 (includes pool and grounds maintenance); Community amenities: pool, tennis courts; Pets allowed with restrictions (cats and dogs ok, breed restrictions, max pet weight ~25 lbs); Association approval required; Turnkey furnished

Exterior

• Parking: Carport with 1 space
• Utilities: Public water; Public sewer; Cable connected; Electricity connected
• Home design: Condominium (residential); One-level unit (floor 1); Faces north; 2-story building
• Construction: Block and stucco construction; Shingle roof; Slab foundation; Building L
• Exterior features: Covered, enclosed front and rear porches; Hurricane shutters; Sliding doors; On waterfront (pond) with water view and water access; Road surface: asphalt/paved

Interior

• Kitchen: Cooktop; Microwave; Refrigerator; Solid surface counters; Solid wood cabinets
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Living room/dining room combo; Open floorplan; Solid surface counters; Solid wood cabinets; Split bedroom layout; Walk-in closet(s); Window treatments
• Laundry & utility: Washer; Dryer; Laundry closet / inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $389 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $127k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#536 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D+, amenities F, commute F.
• Charlotte (suburban): math 54% / reading 54% proficiency, ranked #22 of 73 in FL (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Peace River Elementary School (math 56% / reading 54%, grade C, #872 of 2,144 statewide, top 42%, 581 students, 64% FRL); Port Charlotte Middle School (math 59% / reading 50%, grade B-, #183 of 571 statewide, top 34%, 877 students, 55% FRL); Charlotte High School (math 44% / reading 46%, grade D-, #228 of 667 statewide, top 35%, 1,994 students, 41% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: Rents falling (-4.0%/yr); 603 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 43% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Charlotte County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 16y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,400 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
12. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
13. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.65% ✓
• Cap rate: 10.19%
• Cash-on-cash: 13.93%
• DSCR: 1.62
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -3.1%
• Equity multiple: 0.89×
• Total profit: $-4,372
• Equity at exit: $20,874

10-year hold

• IRR: 1.4%
• Equity multiple: 1.08×
• Total profit: $3,263
• Equity at exit: $12,105

Cash invested: $39,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 33980

• Home prices YoY: -5.0%
• Rents YoY: -4.0%
• Active inventory: 603
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,304 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$213 /mo · $2,553/yr
• Insurance: −$58
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$360
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $389

Break-even live

Break-even rent $1,812

Max offer price $140,000

Occupancy floor 78%

Sensitivity live

Price	-10% $468	-5% $428	+0% $389	+5% $349	+10% $309
Rent	-10% $207	-5% $298	+0% $389	+5% $480	+10% $571
Rate	-1.0pp $459	-0.5pp $424	base $389	+0.5pp $352	+1.0pp $315

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4016 Oakview Dr Unit J9 Punta Gorda, FL	2.0	2.0	893	$2,400	$2.69	22d	1	0.06mi
4024 Oakview Dr Unit I3 Punta Gorda, FL	2.0	2.0	893	$1,900	$2.13	22d	1	0.08mi
4056 Oakview Dr Unit E7 Punta Gorda, FL	2.0	2.0	892	$3,000	$3.36	22d	1	0.09mi
25068 Harbor View Rd Punta Gorda, FL	2.0	2.0	956	$1,500	$1.57	22d	1	0.53mi

HOA detail condo

• Monthly dues: $360 · $4,320/yr
• Likely covers: watergaspoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-06-22
   days on market $140,000 Active 112 DOM
2. 2026-06-18
   days on market $140,000 Active 109 DOM
3. 2026-06-17
   days on market $140,000 Active 108 DOM
4. 2026-06-16
   days on market $140,000 Active 107 DOM
5. 2026-06-15
   days on market $140,000 Active 106 DOM
6. 2026-06-14
   days on market $140,000 Active 104 DOM
7. 2026-06-13
   days on market $140,000 Active 103 DOM
8. 2026-06-10
   days on market $140,000 Active 101 DOM
9. 2026-06-09
   days on market $140,000 Active 100 DOM
10. 2026-06-08
    days on market $140,000 Active 99 DOM
11. 2026-06-07
    days on market $140,000 Active 98 DOM
12. 2026-06-05
    days on market $140,000 Active 95 DOM
13. 2026-06-03
    days on market $140,000 Active 94 DOM
14. 2026-06-02
    days on market $140,000 Active 93 DOM
15. 2026-06-01
    days on market $140,000 Active 92 DOM
16. 2026-05-31
    days on market $140,000 Active 91 DOM
17. 2026-05-30
    days on market $140,000 Active 90 DOM
18. 2026-03-30
    status Active
19. 2026-03-25
    status Pending
20. 2026-03-19
    price $140,000
21. 2026-02-24
    listed $145,000 Active
22. 2025-07-13
    historical
23. 2025-02-13
    listed $194,500 Active
24. 2022-04-06
    soldstatus $206,000 Closed 1126-char remark

    Show marketing remark (1126 chars)

    Immaculate 2 Bedroom / 2 Bath, Lakefront Condo located in a 55+ Gated Community. This the "best kept secret" to those that enjoy living in this community. You won't be disappointed with this Ground Floor Unit that offers the following updates: Air conditioner 2021, Hotwater Heater 2018, Dishwasher 2022, Upgraded Toilets and Vanities in both bathrooms. An open floor plan with a screened in Lanai that offers you a beautiful view of the lake and nature's best scenes where you can capture some peacefulness. Looking for activity? This community offers an abundance of activity during season where you can be as involved as you like or stay as private as you want. The Screened "Pool House" offers a large size heated pool, a great Spa, more than ample poolside deck area with restrooms, library and wet bar. In two BBQ areas desginated on common areas where you will find gas grills, picnic tables with umbrellas. There is also room for a Tennis Court, Bocce Court and even a Horseshoe pit. Conveniently located with easy access to I-75, Beaches, Medical Facilities, Restaurants, Shopping and Bike Paths.

25. 2022-04-06
    soldstatus $206,000

    Show marketing remark (1126 chars)

    Immaculate 2 Bedroom / 2 Bath, Lakefront Condo located in a 55+ Gated Community. This the "best kept secret" to those that enjoy living in this community. You won't be disappointed with this Ground Floor Unit that offers the following updates: Air conditioner 2021, Hotwater Heater 2018, Dishwasher 2022, Upgraded Toilets and Vanities in both bathrooms. An open floor plan with a screened in Lanai that offers you a beautiful view of the lake and nature's best scenes where you can capture some peacefulness. Looking for activity? This community offers an abundance of activity during season where you can be as involved as you like or stay as private as you want. The Screened "Pool House" offers a large size heated pool, a great Spa, more than ample poolside deck area with restrooms, library and wet bar. In two BBQ areas desginated on common areas where you will find gas grills, picnic tables with umbrellas. There is also room for a Tennis Court, Bocce Court and even a Horseshoe pit. Conveniently located with easy access to I-75, Beaches, Medical Facilities, Restaurants, Shopping and Bike Paths.

26. 2022-03-08
    status Pending 1126-char remark

    Show marketing remark (1126 chars)

    Immaculate 2 Bedroom / 2 Bath, Lakefront Condo located in a 55+ Gated Community. This the "best kept secret" to those that enjoy living in this community. You won't be disappointed with this Ground Floor Unit that offers the following updates: Air conditioner 2021, Hotwater Heater 2018, Dishwasher 2022, Upgraded Toilets and Vanities in both bathrooms. An open floor plan with a screened in Lanai that offers you a beautiful view of the lake and nature's best scenes where you can capture some peacefulness. Looking for activity? This community offers an abundance of activity during season where you can be as involved as you like or stay as private as you want. The Screened "Pool House" offers a large size heated pool, a great Spa, more than ample poolside deck area with restrooms, library and wet bar. In two BBQ areas desginated on common areas where you will find gas grills, picnic tables with umbrellas. There is also room for a Tennis Court, Bocce Court and even a Horseshoe pit. Conveniently located with easy access to I-75, Beaches, Medical Facilities, Restaurants, Shopping and Bike Paths.

27. 2022-03-01
    listed $184,500 Active 1126-char remark

    Show marketing remark (1126 chars)

    Immaculate 2 Bedroom / 2 Bath, Lakefront Condo located in a 55+ Gated Community. This the "best kept secret" to those that enjoy living in this community. You won't be disappointed with this Ground Floor Unit that offers the following updates: Air conditioner 2021, Hotwater Heater 2018, Dishwasher 2022, Upgraded Toilets and Vanities in both bathrooms. An open floor plan with a screened in Lanai that offers you a beautiful view of the lake and nature's best scenes where you can capture some peacefulness. Looking for activity? This community offers an abundance of activity during season where you can be as involved as you like or stay as private as you want. The Screened "Pool House" offers a large size heated pool, a great Spa, more than ample poolside deck area with restrooms, library and wet bar. In two BBQ areas desginated on common areas where you will find gas grills, picnic tables with umbrellas. There is also room for a Tennis Court, Bocce Court and even a Horseshoe pit. Conveniently located with easy access to I-75, Beaches, Medical Facilities, Restaurants, Shopping and Bike Paths.

28. 2011-03-01
    soldstatus $50,000
29. 2011-02-25
    soldstatus $50,000
30. 2011-01-26
    listed $50,000
31. 2010-04-21
    listed $67,000
32. 1994-06-30
    soldstatus $50,000
33. 1990-01-01
    soldstatus $52,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $2,553 · $213/mo
• Projected year-2 tax: $2,553 · $213/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 97% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 6 d/yr ≥107°F today · 23 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,650
• − Mortgage interest: −$7,842
• − Property taxes: −$2,553
• − Insurance: −$1,498
• − Repairs & maintenance: −$2,212
• − Management: −$2,212
• − HOA: −$4,320
• − Depreciation: −$4,073
• Taxable income: $2,940
• Est. tax owed @ 24.0%: −$706
• After-tax cash flow: $3,957/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Charlotte
• NCES district ID: 1200240
• Math proficiency: 54% ▼ -6.00%
• Reading proficiency: 54% ▼ -1.00%
• Median HH income: $44,864
• Composite: 45.62/100
• National rank: #2586
• State rank: #22 of 73 in FL

Livability — Charlotte Harbor

• Score: 68/100
• State rank: #536
• US rank: #10043

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment D+ Housing A+ Health & safety D- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Charlotte Harbor, FL
• County: Charlotte County · 196,994 people
• City population: 102,180
• Metro: Punta Gorda, FL
• Population (ZIP): 13,120
• Household income: $63,591
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 612.0

Population outlook (Charlotte County) Hauer SSP2

• Today (2025): 198,646 people
• By 2030: 210,507 · +6.0%
• By 2040: 230,857 · +16.2%
• By 2050: 247,148 · +24.4%
• By 2075: 281,777 · +41.8%
• By 2100: 293,609 · +47.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 10% Two or more races 10% Black 9%
• Hispanic origin (detail): Puerto Rican 3% Cuban 2% Dominican 2%
• Common ancestry: Romanian 5% Hispanic 4% Slovak 3%
• Foreign-born: 16% · Canada, Jamaica
• Languages at home: 85% English-only · Spanish 8% French/Haitian/Cajun 5% German/W. Germanic 1%

Political lean MEDSL · Charlotte

• 2024 margin: Solid R (+34.0) · D 32.7% · R 66.7%
• 2008→2024 swing: -26.7pp toward R · 2008: -7.2pp · 2024: -34.0pp
• All cycles: 2024: R+34.0 2020: R+26.6 2016: R+27.8 2012: R+14.3 2008: R+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.02%
• Current HPI: 306.3331
• Rent YoY: ▼ -4.04%
• Metro: Punta Gorda, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+169.2% since first listed

16 events — show timeline

• 2026-03-30 Relisted — Stellar MLS as Distributed by MLS Grid
• 2026-03-25 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-03-19 Price Changed $140,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-24 Listed $145,000 Stellar MLS as Distributed by MLS Grid
• 2025-07-13 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-02-13 Listed $194,500 Stellar MLS as Distributed by MLS Grid
• 2022-04-06 Sold (Public Records) $206,000 Public Records
• 2022-04-06 Sold (MLS) $206,000 Stellar MLS as Distributed by MLS Grid
• 2022-03-08 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-03-01 Listed $184,500 Stellar MLS as Distributed by MLS Grid
• 2011-03-01 Sold (Public Records) $50,000 Public Records
• 2011-02-25 Sold (MLS) $50,000 Stellar MLS as Distributed by MLS Grid
• 2011-01-26 Listed $50,000 Stellar MLS as Distributed by MLS Grid
• 2010-04-21 Listed $67,000 Stellar MLS as Distributed by MLS Grid
• 1994-06-30 Sold (Public Records) $50,000 Public Records
• 1990-01-01 Sold (Public Records) $52,000 Public Records

Property tax history

+7.5%/yr

Latest (2025): $2,553 · -11.6% YoY. Source: county tax records.